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New Home Inspection

A building inspection is needed for a new home to ensure your new property is built to the correct standards and your investment is protected from defects that can be very expensive to repair later on.

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Our New Home Building inspection consists of an inspection report during each of the major 5 phases of construction. 
An Inspection involves finding defective or non-compliant works that require rectification before commencing the next stage.

 

The reports contain clear photographic evidence of any defective or non-compliant works and are written up indicating which Australian Standard, National Construction Code etc. that the defect does not comply with. This way the builder is required to rectify the defect.

 

Reports are available on the same day of inspection (after the invoice is paid for that stage), so that construction works can continue without any holdups.

 

We are happy to liaise directly with the builder/site supervisor onsite, via email or by phone to ensure that they fully understand what may be in the report and that the defects are rectified accordingly.

 

The Building Inspection Doctor has Workcover, Public Liability & Indemnity Insurances, as well as proof of Builders Registration. 

 

View a New Home Inspection Sample Report.
 

Stages of a New Home Building Inspection

Pre-Pour Slab Stage Inspection

Before pouring the concrete, we check the steel reinforcing whilst the concreter is still on-site to ensure that any defects found are rectified immediately. This ensures that there are no holdups with the pouring of the concrete, which usually occurs the following day. This inspection can take anywhere between one hour to five hours and beyond, depending on the contractors.

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Items checked:

  • No perforations in the vapour barrier and ensuring that it extends past the slab as required.

  • Make sure the reinforcing is the correct minimum distance from the slab edges so that the steel will have the correct coverage once the concrete is poured.

  • The correct overlap is maintained where steel reinforcing is joined.

  • Termite protection barrier is correctly installed.

  • All beams are installed as per the structural engineer's specifications.

  • The slab is in the correct location as per the stamped plans.

  • All requirements followed as per Australian Standard 2870 Footings and Slabs.

  • The inspection report for this stage will have before and after photos depicting the defect/non-compliance in the first photo, then the rectified/compliant work completed whilst onsite by the concreter in the second photo.

 

Example:

These pics depict before (non-compliance; red arrows) & after (rectified; green arrows ) shots. The steel reinforcing is required to be a minimum of 40mm from the slab edge, to ensure proper concrete cover. The top two photos show that the steel is less than 40mm from the formwork, which is the slab edge. The bottom 2 show the steel reinforcing has been shifted to more than 40mm, making is now compliant.​

Slab stage Building Inspection Sample

Frame Stage Inspection

This occurs after the builder puts in a claim for frame stage payment and the building surveyor/inspector has certified the stage as complete. 
Our inspection independently assesses whether the frame has been correctly erected as per the stamped plans, engineers' specifications and Australian Standard 1684.4 Timber Framed Construction.

 

Items checked:

  • Ensure wall heights are correct as specified in the stamped plans. 

  • Correct locations of door and window openings. 

  • Nogging heights and stud spacings are compliant.

  • Ensure all ply and steel bracing is correctly nailed and installed as specified.

  • Make sure the roof trusses are installed, brackets fitted and bracing installed in the correct locations as per the truss manufacturer's specifications.

  • Measure distance between tie-downs, anchors and other fasteners to maintain compliance.

  • Ensure that any frame overhang of the slab is rectified before the next stage commences.

  • Make sure that the foil insulation wrap or sarking is properly affixed to the walls with the required overlap and no perforations.  

  • NB: In addition to checking the frame, the slab will also be inspected for any defects after the pour, such as honeycombing to the slab edge, correct rebate for the brickwork, exposed steel reinforcing etc.

 

Example:

These photos, from a frame stage inspection, show wall frames overhanging the concrete slab by more than 10mm which is non-compliant as per the National Construction Code. Anything under 10mm is allowable. These walls require rectification by the builder prior to the next stage of construction commencing.

Frame Stage Building Inspection Sample

Lockup Stage (Pre- plaster) Inspection

All stage inspections are vitally important throughout the construction of your new home, but the lockup stage is particularly important, as this is the last inspection before the plasterboard is installed on the ceilings and walls, which can hide a multitude of “sins”. 

This inspection occurs after the external doors (sometimes these are temporary to avoid damage to the “real” doors), windows, roof cover and external cladding have been affixed/installed.

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Items checked:

  • Ensure walls are plumb/vertical and straight as per The Guide to Standards and Tolerances.

  • Windows are installed as per the manufacturer's specifications.

  • Spacing of roughed-in plumbing pipes and electrical cable penetrations through walls are as per National Construction Code requirements.

  • Correct cavity spacing between brickwork and wall frames.

  • The brickwork has been correctly laid.

  • Where accessible, ensure that the roofing and roof plumbing (gutters, flashings etc) are correctly installed.

  • Insulation has been fitted to walls and ceilings.

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Lockup-1-Edited.jpg

Fixing Stage Inspection

At this stage, the plasterboard has been already installed, internal doors and door frames, skirtings and architraves fitted, carcasses for the kitchen, bathroom and laundry cabinets installed and most importantly, the waterproof membrane to the wet areas (bathroom, ensuites, laundry, external balcony) has been applied.

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Items checked:

  • Doors and windows operate properly.

  • All skirtings and architraves fitted where required.

  • Ensure that the waterproof membranes in the wet areas have been applied correctly (a minimum of 2 coats), correct heights on walls, enough floor cover and making sure there is no evidence of holes/perforations within the membrane.

  • Adequate fall to shower bases to ensure that waste water drains properly.

Fixin-Stage-1-Edited.jpg

Handover Stage Inspection

Last but definitely not least, this inspection occurs after the building inspector/surveyor gives the Certificate of Occupation at the completion of works. This is the most involved and time-consuming inspection, as it requires checking that everything has been completed to a suitable and compliant level.

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Items checked:

  • Paintwork is up to standard, ie: no blemishes runs, overpainting etc.

  • Six-star energy rating of the property is complied with, ie: door and window seals installed, windows double glazed if specified, insulation installed etc.

  • All cabinets, wardrobe doors and drawers function properly.

  • All water outlets run (ie taps and showers), checks for leaks, water hammer in pipes etc.

  • All windows and doors operate properly.

  • Ensure that the property is properly cleaned internally and externally and that all building debris/material is removed from site.

  • Floor cover, tiles, timber flooring etc. are installed to standard. (Does not include carpets).

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NB: This list of items, as with the other stages listed, does not cover every single item that is inspected. Each property is unique and so too can be some of the defects found during each inspection.

Every newly constructed or renovated property I have inspected has had defects, it's just that some have more defects than others. This can depend on the quality of workmanship, quality of materials used and the builder/supervisor in control of the works during the construction, which can determine the outcome at completion of your new home.

Having independent inspections performed by The Building Inspection Doctor at each stage, not only ensures a better quality home at the end, but also peace of mind for you during the construction process.

 

Example: 

This photo (below) from a handover stage inspection depicts a large gap under the external front entry door. To comply with a 6-Star Energy Rating, all external entry doors are required to be weather-sealed to all four edges, this also includes garage to home entry doors. This door is considered non-compliant.

Handover Stage Building Inspection Report
  • Is a building inspection report easy to follow?
    We always try to ensure that our report is easy to read with clear photos of defects with arrows and clear explanations in simple terms so you understand what is in the report. If there is something you do not fully understand, simply contact us and we will happily explain and give clarity.
  • Can I get out of the contract if a major structural defect is found during an inspection?
    As per Real Estate Institute of Victoria (REIV) regulations, the only way you can exit a contract if a major defect is detected during the inspection, is if the building consultant performing the inspection is a Registered Building Practitioner. You can rest assured the Building Inspection Doctor is a Registered Building Practitioner.
  • Do you arrange a time and day to inspect the property?
    Yes! If it’s a pre-purchase inspection, we will contact the real estate agent directly to arrange a time to inspect the property. If it is a new construction stage inspection, as part of the arrangement, we would have the contact details of the builder/supervisor to liaise with when each stage is completed and ready for inspection.
  • How much does a building inspection cost?
    Building inspections start at $440 inc GST, but also depends on many factors; is the property an apartment, unit, house, commercial property etc? A discussion will take place between The BID and client to determine the pricing relevant for the property to be inspected.
  • Do you do termite inspections?
    For termite/timber pest inspections, The Building Inspection Doctor hires and recommends Walker’s Pest Management for all of our inspections requiring this service. The fee for this is $220 additional to the quoted price of a standard building inspection. The timber pest inspection is done in conjunction with the building inspection.
  • What are your qualifications?
    I am a qualified carpenter, Registered Building Practitioner (Lic No DB-U 28872), have completed Certificate IV and Diploma of Building and Construction. Have been in the building industry since 1985.
  • Do we need to inform the builder if we intend on using an independent inspector?
    Yes! The builder is required to know so that the Inspector can gain access to the site at completion of each stage.
  • Can the builder charge us extra for having an independent inspector?
    Please check your contract as some builders have a clause where they will charge an additional fee if you hire the service of an independent inspector.
  • How long does it take to do a building inspection?
    It depends on the size of the property being inspected and the standard of the work. As a general rule, the inspection of a standard 4 bedroom home can take between 1 and 2 hours to perform.
  • When do we receive the building report?
    At The Building Inspection Doctor, we guarantee that the report will be available within 24hrs of completion of the inspection, although, to ensure there are no holdups with the construction of your new home, on most occasions, the report will be available on the same day as when the inspection was done. The report is also sent to the builder to ensure that any defects are rectified as required. NB: Payment of the invoice for that stage is required prior to sending the report.
  • Is The Building Inspection Doctor insured?
    Yes, we are insured. We have Public Liability insurance with $10mil cover, Indemnity Insurance and Workcover Insurance.
  • Can I be present at the building inspection?
    It depends on the builder, however on most occasions, you won’t be allowed onsite during the inspection due to OHS regulations, although we are happy to meet you offsite after completion of the inspection to discuss what may have been found during the inspection.
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